Section 2.01c: Texas Cash-Out [50(a)(6)] Refinance

Section 2.01c – Texas Cash-Out Refinance First Mortgages
[Texas Section 50(a)(6) Mortgages]
In This Product
Description
This product description contains the following topics.
Overview ............................................................................................................... 2
Related Bulletins ................................................................................................... 2
Loan Terms ........................................................................................................... 3
Eligible First Mortgage Products ....................................................................... 3
Maximum LTV/TLTV/ HTLTV and Loan Amount .............................................. 4
Maximum Number of Section 50(a)(6) Mortgages ........................................... 5
Prepayment Penalty.......................................................................................... 5
Assumptions ..................................................................................................... 5
Eligible Transactions ............................................................................................. 6
Construction-to-Permanent (CP) Loans ........................................................... 6
Refinances ........................................................................................................ 6
Temporary Buydowns ....................................................................................... 6
Refinances ............................................................................................................ 7
General ............................................................................................................. 7
Refinancing an Existing Section 50(a)(6) Mortgage ......................................... 7
Use of Loan Proceeds ...................................................................................... 7
Delayed Financing Cash-Out Refinance .......................................................... 8
Streamline Refinance........................................................................................ 8
Secondary Financing ............................................................................................ 9
Geographic Restrictions ..................................................................................... 10
Occupancy/Property Types ................................................................................ 10
General ........................................................................................................... 10
Eligible Properties ........................................................................................... 10
Rural Homestead ............................................................................................ 11
Urban Homestead ........................................................................................... 12
Ineligible Properties ........................................................................................ 13
Eligible Borrowers ............................................................................................... 14
Qualifying Ratios ................................................................................................. 14
Credit Score Requirements ................................................................................ 14
Cash Reserve Requirements ............................................................................. 15
Mortgage Insurance Requirements .................................................................... 15
Appraisal Requirements ..................................................................................... 15
AUS Submission, Recommendations and Tolerances ....................................... 16
Loan Submission and Underwriting .................................................................... 17
General ........................................................................................................... 17
Pre-Closing and Post-Closing Quality Control Review ................................... 17
Rates, Points and Lock-Ins ................................................................................. 18
Application Disclosure and Issues ...................................................................... 19
Disclosure Requirements.................................................................................... 20
Closing and Loan Settlement Documentation .................................................... 22
Exhibit #1 – Allowable Fees and Charges .......................................................... 27
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 1 of 27
Overview
Product
Summary
A Texas equity take-out mortgage (cash-out refinance transaction) is defined and
authorized under the provisions of Section 50(a)(6), Article XVI of the Texas
Constitution. This product description is designed to provide information on Texas
cash-out refinance [Section 50(a)(6)] first mortgage transactions. A Texas Section
50(a)(6) cash-out refinance first mortgage must be secured by a single unit, owneroccupied primary residence constituting the borrower’s homestead under Texas law.
Loans secured by any additional real or personal property other than the borrower’s
homestead will not be acceptable.
The guidelines contained herein apply to both new mortgages (i.e., the property is
not subject to the lien of an existing mortgage) and mortgages that represent the
refinance of an existing Section 50(a)(6) lien. Once a borrower obtains a Texas
Section 50(a)(6) mortgage (either a first lien or a subordinate lien), any subsequent
refinancing of the homestead property will be considered a cash-out refinance
transaction if any of the proceeds are used to pay off the Section 50(a)(6) mortgage,
even if the borrower does not receive any cash out of the refinance proceeds.
SunTrust Mortgage, Inc. will retain the servicing of all Agency Texas Section 50(a)(6)
cash-out refinance first mortgage loans.
References:
 See the topic Geographic Restrictions for information on lenders eligible to
originate Agency Texas Section 50(a)(6) cash-out refinance transactions.
 Agency Texas Section 50(a)(6) cash-out refinance transactions must be
underwritten by approved delegated Correspondents. See the topic Loan
Submission and Underwriting for additional information.
Related Bulletins
General
Related bulletins are provided below in PDF format. To view the list of published
bulletins, select the applicable year below.



2015
2014
2013
Note: There are no related bulletins for 2010, 2011, and 2012.
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 2 of 27
Loan Terms
Eligible First
Mortgage
Products


Agency conforming fully amortizing Fixed Rate, 7/1 & 10/1 LIBOR ARMs are the
ONLY SunTrust first mortgage loan products eligible under the Texas Section
50(a)(6) Cash-Out Refinance loan program.
Agency conforming fully amortizing Fixed Rate and Agency conforming fully
amortizing 7/1 & 10/1 LIBOR ARM transactions MUST be processed through
Fannie Mae’s Desktop Underwriter (DU). These transactions are eligible for the
streamlined processing requirements recommended by DU, including the
streamlined income and asset verification requirements and credit-related
documentation requirements. All loans must receive an “Approve/Eligible”
recommendation.
Note: SunTrust Mortgage will not fund any Texas Section 50(a)(6) cash-out
refinance transaction originated with an Agency conforming fully amortizing
Fixed Rate or Agency conforming fully amortizing 7/1 or 10/1 LIBOR ARM first
mortgage transaction that is traditionally underwritten or processed through
Freddie Mac’s Loan Prospector (LP).

All Texas Section 50(a)(6) Cash-Out Refinance first mortgage transactions must
comply with the more restrictive of the applicable first mortgage guidelines or the
Texas Section 50(a)(6) Cash-Out Refinance guidelines, as outlined in this
product description.
Reference: See Section 2.01: Agency Loan Programs of the Correspondent
Seller Guide for Agency guidelines not addressed in this product description.
EXCEPT AS OUTLINED IN THIS PRODUCT DESCRIPTION, NO ADDITIONAL
EXCEPTIONS ARE ALLOWED.
Continued on next page
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 3 of 27
Loan Terms, Continued
Maximum
LTV/TLTV/
HTLTV and
Loan Amount
PRIMARY RESIDENCE – AGENCY FULLY AMORTIZING FIXED RATE
(Terms 10-30 Years; No Minimum Loan)
Max
1
LTV/TLTV/HTLTV
1
80%/80%/NA
1
Max Loan
$417,000
Minimum
Credit
Score
660
1
# of
Units
Maximum
Cash-Out
Reserves
1
$417,000
Per DU
Traditionally underwritten and Freddie Mac’s Loan Prospector (LP) loans are not
eligible.
All loans MUST be processed through DU and receive an
“Approve/Eligible” recommendation. Home Equity Lines of Credit (HELOCs) are
not permitted.
PRIMARY RESIDENCE – AGENCY FULLY AMORTIZING 7/1 & 10/1 LIBOR ARMs
(7/1 LIBOR ARM: Terms 10-30 Years; No Minimum Loan)
(10/1 LIBOR ARM: Terms 15-30 Years; No Minimum Loan)
Max
1
LTV/TLTV/HTLTV
1
75%/75%/NA
1
Max Loan
$417,000
Minimum
Credit
Score
660
# of
Units
Maximum
Cash-Out
Reserves
1
$417,000
Per DU
1
Traditionally underwritten and Freddie Mac’s Loan Prospector (LP) loans are not
eligible.
All loans MUST be processed through DU and receive an
“Approve/Eligible” recommendation. Home Equity Lines of Credit (HELOCs) are
not permitted.
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 4 of 27
Loan Terms, Continued
Maximum
Number of
Section 50(a)(6)
Mortgages
The homestead property may be encumbered with only one Section 50(a)(6)
mortgage at one time. After the disbursement of a Texas Section 50(a)(6) cash-out
refinance transaction, there can be no other outstanding Section 50(a)(6) mortgage
lien secured by the homestead property.
Note: A Texas Section 50(a)(6) cash-out refinance transaction may not be
originated on a homestead property that is also encumbered with a reverse
mortgage.
Prepayment
Penalty
There will be no prepayment penalty on Texas Section 50(a)(6) cash-out refinance
first mortgage transactions.
Assumptions
Texas Section 50(a)(6) cash-out refinance first mortgages are not assumable.
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 5 of 27
Eligible Transactions
Constructionto-Permanent
(CP) Loans
Texas Section 50(a)(6) cash-out refinance first mortgages are not eligible for
construction-to-permanent transactions.
Refinances
Reference: See the topic Refinances in this product description for information.
Temporary
Buydowns
Temporary buydowns are not eligible.
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 6 of 27
Refinances
General
In all cases, the Texas Section 50(a)(6) Cash-Out Refinance loan program will be
underwritten to the MORE RESTRICTIVE of the applicable first mortgage guidelines
or the Texas Section 50(a)(6) Cash-Out Refinance loan program guidelines.
Reference: See Section 2.01: Agency Loan Programs of the Correspondent Seller
Guide for additional restrictions regarding refinance transactions.
Refinancing an
Existing
Section 50(a)(6)
Mortgage
When the borrower is refinancing an existing Section 50(a)(6) mortgage, at least 12
months must have elapsed since any previous Section 50(a)(6) mortgage secured
by the homestead property was closed. This 12 month seasoning requirement
prevents churning of cash-out refinance loans on a single homestead.
Note: When the purpose of the loan is to change the rate and term of an existing
Texas Section 50(a)(6) mortgage and the property is now located in a declining
market, the borrower can finance only the unpaid principal balance of the existing
mortgage (rounded up to the nearest $100).
Use of Loan
Proceeds


The total proceeds from a Texas Section 50(a)(6) cash-out refinance transaction
may not be used to improve the homestead property if a mortgage for that
purpose could have been otherwise classified as an (a)(5) home improvement
loan under the provisions of the Texas constitution.
The borrower may NOT be required, as a condition of the loan, to apply the
proceeds of the loan to repay any other debt except debt already secured by the
homestead property or debt to a lender other than the lender making the loan.
Note: This provision does not prohibit a borrower from including unsecured debt
in the cash-out refinance transaction; however, the borrower may not be
required to pay off the unsecured debt.

If any of the proceeds are used to pay off (or to pay down) any debts the
borrower owes the lender that are not secured by the homestead property, the
lender must document the voluntary nature of the payment by having the
borrower execute the Owners Affidavit of Compliance form.
Reference:
See Owners Affidavit of Compliance
Requirements” topic for additional information.

in the “Disclosure
Aside from the guidelines listed above, there are no other restrictions on the use
of the loan proceeds from a Texas Section 50(a)(6) cash-out refinance
transaction.
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 7 of 27
Refinances, Continued
Delayed
Financing
Cash-Out
Refinance
Delayed financing cash-out refinance transactions are eligible subject to the Texas
50(a)(6) requirements outlined in this product description, which includes limitations
on the use of proceeds. All other standard Agency delayed financing cash-out
refinance guidelines apply.
Streamline
Refinance
Texas Section 50(a)(6) cash-out refinance first mortgage transactions are NOT
eligible for any streamline refinance transaction.
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 8 of 27
Secondary Financing
General

In all cases, the Texas Section 50(a)(6) Cash-Out Refinance loan program will
be underwritten to the MORE RESTRICTIVE of the applicable first mortgage
guidelines or the Texas Section 50(a)(6) Cash-Out Refinance loan program
guidelines.
Reference: See Section 2.01: Agency Loan Programs of the Correspondent
Seller Guide for additional restrictions regarding secondary financing.



New subordinate financing is not permitted.
Since the proceeds from a Texas Section 50(a)(6) cash-out refinance transaction
is required to pay off any existing first mortgage that is secured by the
homestead property, the only instance in which the TLTV limitation will apply is
one in which a pre-existing second mortgage that is NOT a Section 50(a)(6)
mortgage is being subordinated to a new Section 50(a)(6) mortgage.
There cannot be more than one Texas Section 50 (a)(6) loan secured by a
property at any time. Therefore, any second mortgage lien that is subject to
Texas Section 50 (a)(6) may not be re-subordinated if the new first mortgage is
subject to Section 50 (a)(6); the second mortgage lien must be paid off and
closed.
Note: Any existing home equity line of credit is considered a Texas Section
50(a)(6) second mortgage, and may not be re-subordinated to the new loan.


If an existing subordinate lien is not paid off, it must be re-subordinated to the
new first lien, and all the following subordinate financing documentation must be
included in the loan file, so terms can be appropriately disclosed.
 A copy of the note, and
 A copy of the security instrument, and
 A copy of the recorded subordination agreement must be maintained in the
loan file. For non-Texas 50 (a) (6) transactions, a renewal and extension
agreement may be acceptable in lieu of a subordination agreement.
Examples of acceptable pre-existing second mortgages that may be resubordinated include the following:
 purchase money,
 owelty partition, and
 home improvement.
Reference: See the topic Loan Terms for the maximum allowable TLTV.
Home Equity
Lines of Credit
(HELOCs)
Primary residence first mortgage transactions with secondary financing that consist
of a Home Equity Line of Credit (HELOC) in the state of Texas are NOT eligible
under SunTrust’s Texas Section 50(a)(6) Cash-Out Refinance Loan Program.
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 9 of 27
Geographic Restrictions
General
A Correspondent Lender that intends to sell Texas Section 50 (a) (6) cash-out
refinance mortgages to SunTrust Mortgage:
 must be lawfully authorized to originate such loans,
 must have the Texas Section 50 (a)(6) cash-out refinance loan transaction
reviewed by an attorney, and
 is responsible for correctly identifying and complying with the requirements of a
Texas Section 50 (a)(6) cash-out refinance loan.
Occupancy/Property Types
General
In all cases, the Texas Section 50(a)(6) Cash-Out Refinance loan program will be
underwritten to the MORE RESTRICTIVE of the applicable first mortgage guidelines
or the Texas Section 50(a)(6) Cash-Out Refinance loan program guidelines.
Reference: See Section 2.01: Agency Loan Programs of the Correspondent Seller
Guide for additional restrictions regarding occupancy/property types.
Eligible
Properties

Eligible properties include the following:
 1 unit attached and detached primary residences,
 warrantable condominiums,
 PUDs,
 rural and urban properties, and
 unique properties (i.e., earth houses, geodesic domes, historically registered
homes, log homes, etc.).
Note: Marketability MUST be established for transactions involving unique
properties.

The Certification of Project Compliance: Condominium Lender Warranties Agency and Non-Agency Loan Products (COR 0212a) must be completed for all
warrantable condo projects.
References:
 See Section 1.06: SunTrust Condominium and PUD Approval Requirements of
the Correspondent Seller Guide for warranty guidelines.
 See Section 2.01: Agency Loan Programs of the Correspondent Seller Guide for
additional information regarding PUDs.
Continued on next page
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 10 of 27
Occupancy/Property Types, Continued
Rural
Homestead

Texas law limits the size of a rural homestead to one hundred (100) acres.
Note: Please refer to the applicable first mortgage product description for
maximum acreage requirements for rural properties. In all cases, the Texas
Section 50(a)(6) Cash-Out Refinance loan program will be underwritten to the
MORE RESTRICTIVE of the applicable first mortgage guidelines or the Texas
Section 50(a)(6) Cash-Out Refinance loan program guidelines.






Agricultural rural homestead properties are generally not permitted.
If the borrower owns any adjacent land, he or she must submit appropriate
evidence (such as a survey) indicating that the mortgaged homestead property is
a separate parcel that does not exceed 100 acres.
The appraisal for the property and the acknowledgment of “fair market value”
must not take into consideration any property other than the homestead.
The survey (or other acceptable evidence) must demonstrate that the
homestead property and any adjacent land are separate parcels and that the
homestead property is a separately platted and subdivided lot for which full
ingress and egress is available.
The lender may not have any interest (such as an option to purchase, a security
interest, or an easement) in any parcel adjacent to the homestead property that
is owned by our borrower, if such interest could constitute additional security for
the cash-out refinance transaction.
Any costs that the borrower incurs for the survey may be subject to the 3%
limitation on fees that can be charged to the borrower in connection with a Texas
Section 50(a)(6) cash-out refinance transaction. This is also true with respect to
any additional costs the borrower incurs for a property that was previously an
undivided lot when – as a condition of making the mortgage loan – it was
required that the borrower subdivide the lot and obtain a new plat and survey for
the property.
Continued on next page
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 11 of 27
Occupancy/Property Types, Continued
Urban
Homestead







A homestead will be considered urban if the property is:
 located within the limits of a municipality or its extraterritorial jurisdiction or a
platted subdivision, and
 is served by police protection, paid or volunteer fire protection, and at least
three (3) of the following services are provided by a municipality or under
contract to a municipality:
 electric,
 natural gas,
 sewer,
 storm sewer, and
 water.
Texas law limits the size of an urban homestead to ten (10) acres.
If the borrower owns any adjacent land, he or she must submit appropriate
evidence (such as a survey) indicating that the mortgaged homestead property is
a separate parcel that does not exceed ten (10) acres.
The appraisal for the property and the acknowledgment of “fair market value”
must not take into consideration any property other than the homestead.
The survey (or other acceptable evidence) must demonstrate that the
homestead property and any adjacent land are separate parcels and that the
homestead property is a separately platted and subdivided lot for which full
ingress and egress is available.
The lender may not have any interest (such as an option to purchase, a security
interest, or an easement) in any parcel adjacent to the homestead property that
is owned by our borrower, if such interest could constitute additional security for
the cash-out refinance transaction.
Any costs that the borrower incurs for the survey may be subject to the 3%
limitation on fees that can be charged to the borrower in connection with a Texas
cash-out refinance transaction. This is also true with respect to any additional
Section 50(a)(6) costs the borrower incurs for a property that was previously an
undivided lot when – as a condition of making the mortgage loan – it was
required that the borrower subdivide the lot and obtain a new plat and survey for
the property.
Continued on next page
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 12 of 27
Occupancy/Property Types, Continued
Ineligible
Properties
Ineligible properties include the following:
 2-4 unit primary residences,
 Agricultural properties, such as farms or ranches,
 bed and breakfast properties,
 boarding houses,
 condominium hotels or condotels,
 cooperatives,
 houseboat projects,
 investment properties,
 land development properties,
 manufactured housing,
 non-warrantable condominium/PUD projects,
 on-frame modular construction,
 second homes,
 properties that are not readily accessible by roads that meet local standards.
 properties that are not suitable for year-round occupancy regardless of location,
 timeshare or segmented ownership projects, and
 vacant land.
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 13 of 27
Eligible Borrowers
General
Borrower eligibility follows the MORE RESTRICTIVE of the applicable first mortgage
guidelines or the Texas Section 50(a)(6) Cash-Out Refinance loan program guidelines.
Reference: See Section 2.01: Agency Loan Programs of the Correspondent Seller
Guide for additional restrictions regarding eligible borrowers.
Inter Vivos
Trusts
An inter vivos revocable trust that meets borrower eligibility criteria, may be a borrower
under a Texas Section 50(a)(6) mortgage, provided that the trust meets the requirements
for a "qualifying trust" under Texas law for purposes of owning residential property that
qualifies for the homestead exemption.
Reference: See Section 1.08: Loan Delivery and Purchase Review of the Correspondent
Seller Guide for additional information.
Ineligible
Borrowers
Ineligible borrowers include the following:
 corporations and partnerships,
 foreign nationals,
 co-signers,
 Land Trusts (including Illinois Land Trusts)
 non-occupant co-borrowers, and
 borrowers with diplomatic immunity.
Qualifying Ratios
General


A maximum debt-to-income ratio of 45% is required.
Debt-to-income ratios of 45.01-50% is permitted when:
 all borrowers have a 720 minimum credit score, and
 a maximum 80% LTV.
Note: When the above requirements are not met for 45.01-50% DTI transactions, the
maximum DTI is 45%.
Credit Score Requirements
General

A minimum 660 credit score is required for ALL borrowers, regardless of the DU
“Approve/Eligible” recommendation.
Reference: See the “Qualifying Ratios” topic previously presented for additional
information.

ALL borrowers on the loan must have at least one (1) credit score. If a borrower
does not have a credit score, the DU recommendation will be “Out of Scope” and the
loan will NOT be eligible.
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 14 of 27
Cash Reserve Requirements
General


The DU Findings Report will identify the amount of assets to be verified (which
may be less than the actual amount input into DU), including any reserves
necessary to the DU recommendation.
Cash received by the borrower at closing is NOT considered “reserves” or an
asset.
Mortgage Insurance Requirements
General
Mortgage insurance is NOT required.
Appraisal Requirements
General


An appraisal must be obtained to determine the current property value.
The appraisal must be a full appraisal with an interior and exterior inspection
(i.e., 1004/70, or Form 1073/465).
Note: Fannie Mae’s DU Property Inspection Waiver (PIW) is NOT acceptable.
Reference: See Section 2.01: Agency Loan Programs and Section 1.07: Appraisal
Guidelines of the Correspondent Seller Guide for additional information concerning
appraisals and appraisal requirements.
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 15 of 27
AUS Submission, Recommendations and Tolerances
AUS Data Input
Purpose of Refinance
When inputting loan into DO/DU, users must select one of the following cash-out
refinance “Purpose of Refinance” categories in Section II (Property Information and
Purpose of Loan):


Cash-Out/Other, or
Cash-Out/Debt Consolidation.
Note: Even in situations where the borrower is not receiving cash back [i.e., when
borrower is paying off a previous Section 50(a)(6) lien], the “Purpose of Refinance”
MUST still be reflected as one of the categories listed above. Under no
circumstances should the “Purpose of Refinance” category be indicated as “CashOut/Home Improvement,” “Limited Cash-Out,” or “No Cash-Out Rate/Term - $100
max.”
AUS
Submission
All loans MUST be processed through Fannie Mae’s Desktop Underwriter (DU) and
receive an “Approve/Eligible” recommendation.
Tolerances
Reference: See AUS tolerances for DU “Approve/Eligible” loans within the topic
“AUS Recommendations, Resubmissions and Forms” in Section 2.01: Agency Loan
Programs.
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 16 of 27
Loan Submission and Underwriting
General




All Texas Section 50(a)(6) cash-out refinance first mortgage loans must be
underwritten by Correspondent Lenders with delegated underwriting authority
and acceptable licensing. SunTrust Mortgage underwriters will not underwrite
these transactions.
Contract underwriters are NOT allowed to underwrite Texas Section 50(a)(6)
cash-out refinance first mortgages.
A fully completed initial application must be submitted in all underwriting
packages. Pages three (3) and four (4) of the initial application must be signed
and dated by all borrowers that are going to sign the note (the fourth page does
not have to be signed and dated if it is blank).
A copy of the tax certificate and title commitment must be submitted in the
underwriting package.
Reference: See Section 1.05: Underwriting of the Correspondent Seller Guide for
additional information.
Pre-Closing
and PostClosing Quality
Control Review


A pre-closing and post-closing quality control review MUST be performed an ALL
Texas cash-out refinance first mortgage transactions.
This quality control review procedure will closely scrutinize the following:
 fees charged,
 compliance with the twelve day “cooling off” period requirement,
 compliance regarding the disclosure and execution of all applicable
application and closing documentation, and
 compliance with all additional closing requirements.
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 17 of 27
Rates, Points and Lock-Ins
Program Codes
The following table shows program codes for Agency Texas Section 50(a)(6) CashOut Refinances:
Loan Program
Agency Fixed Rate (fully amortizing) – Texas Section 50(a)(6)
Cash-Out Refinance 10-15 Years, Full Doc
Agency Fixed Rate (fully amortizing) – Texas Section 50(a)(6)
Cash-Out Refinance 16-30 Years, Full Doc
Agency 7/1 LIBOR ARM (fully amortizing) – Texas Section
50(a)(6) Cash-Out Refinance (all terms), Full Doc
Agency 10/1 LIBOR ARM (fully amortizing) – Texas Section
50(a)(6) Cash-Out Refinance (all terms), Full Doc
Lock-Ins
Program Code
C15TX
C30TX
71FNTX
10FNTX
Reference: See Section 1.03: Loan Registration and Lock-in Procedures of the
Correspondent Seller Guide for further instructions concerning lock-in policies.
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 18 of 27
Application Disclosure and Issues
General
The Texas constitutional amendment sets out specific requirements for disclosures
to be presented by the lender to the borrower/owner and their spouses (if applicable)
at application and at closing. These disclosures are in addition to all other
disclosures that a lender is already required to provide by both state and federal law.
Consumer
Handbook on
Adjustable Rate
Mortgages
The Consumer Handbook on Adjustable Rate Mortgages must be given to borrowers
prior to loan application. The borrowers must sign an acknowledgement of receipt of
the Handbook on the program disclosure.
Reference: See Section 1.08: Loan Delivery and Purchase Review for further
information on consumer disclosures, consumer handbooks, compliance and
predatory lending.
ARM Program
Disclosures
The applicable ARM program disclosure must be presented to and signed by the
borrower prior to loan application. The form must be present in the file prior to
funding.
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 19 of 27
Disclosure Requirements
Affidavit of Fair
Market Value of
Homestead
Property
The Affidavit of Fair Market Value of Homestead Property must be signed and dated
by all borrowers/owners, their spouses and the lender at the time of closing.
Affidavit
Regarding
Receipt of Loan
Application and
HUD-1 PRIOR
to Closing



A Texas Section 50(a)(6) cash-out refinance transaction may be closed at any
time during normal business hours on the NEXT BUSINESS DAY FOLLOWING
the calendar day on which each borrower/owner of the homestead (and their
spouse) receives and reviews a copy of the loan application (if not previously
provided) and a final itemized disclosure (HUD-1) of the actual fees, points,
interest, costs and charges that will be charged at closing.
 The copy of the loan application received and reviewed by each
borrower/owner of the homestead (and their spouse), may be, but is NOT
required to be the “final loan application” used for closing.
 The HUD-1 received and reviewed by each borrower/owner of the
homestead (and their spouse) MUST be the final HUD-1 used for closing.
NO EXCEPTIONS.
Each borrower/owner of the homestead (and their spouse) must acknowledge in
writing by signing an affidavit, at or prior to closing, that they have received a
copy of the loan application and a final HUD-1 (or revised final HUD-1) in
accordance with the time frame listed above.
It is NOT acceptable to obtain a written consent from the borrower/owner of the
homestead (or their spouse) to close the loan prior to one business day after the
borrower’s/owner’s (and their spouse’s) receipt of a copy of the loan application
and a final itemized disclosure, whether based upon a bona fide emergency or
other reason offered by the borrower/owner (or their spouse) of the homestead.
Note: The affidavit regarding receipt of a copy of the loan application and final HUD1 PRIOR to closing will be provided by the closing agent/attorney.
Disclosure in
Security
Instrument
The security instrument securing the cash-out refinance transaction must contain a
disclosure that the extension of credit is the type of credit defined by Section
50(a)(6), Article XVI, Texas Constitution.
Note: The disclosure referenced above is in bold caps on page #1 of the Texas
Home Equity Security Instrument (First Lien).
Continued on next page
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 20 of 27
Application Disclosure and Issues, Continued
Notice
Concerning
Extensions of
Credit
The Notice Concerning Extensions of Credit must be provided to all
borrowers/owners and their spouses and signed no later than 12 days prior to the
loan closing.
Owners
Affidavit of
Compliance
The Owners Affidavit of Compliance must be provided to all borrower/owners and
their spouse(s) and signed at the time of closing.
Note: The Owners Affidavit of Compliance form will be provided by the closing
agent/attorney. Execution of this form also complies with the requirement that the
borrower document the voluntary nature of paying off debt with the proceeds from
the refinance transaction and confirmation that copies of all executed documents
relating to the loan closing have been received.
Texas Home
Equity Affidavit
and Agreement
The Texas Home Equity Affidavit and Agreement (Fannie Mae/Freddie Mac Form
3185) must be provided to all borrower/owners and their spouse(s) and signed at the
time of closing. This document must also be recorded with the Texas Home Equity
Security Instrument.
Texas Loan
Agreement
Addendum
The Texas Loan Agreement Addendum must be provided to all borrowers/owners
and their spouses and signed at the time of closing.
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 21 of 27
Closing and Loan Settlement Documentation
General






Texas Section 50(a)(6) cash-out refinance transactions may be closed only at
the office of the lender, an attorney, or a title company AND must close on a
business day recognized by the lender. These loans are NOT authorized to
close on a Saturday, a Sunday, or any federal or state holiday.
A Texas Section 50(a)(6) cash-out refinance first mortgage transaction cannot
be closed until after a 12-day “cooling off” period in which the borrower/owner
and their spouse is allowed to change his or her mind about obtaining the
mortgage.
The “cooling off” period is based on calendar days and runs from the LATER of
the date of the initial loan application (1003) or the date that the borrower/owner
and their spouse receives the Notice Concerning Extensions of Credit .
A Texas Section 50(a)(6) cash-out refinance transaction may be closed at any
time during normal business hours on the NEXT BUSINESS DAY FOLLOWING
the calendar day on which each borrower/owner of the homestead (and their
spouse) receives and reviews a copy of the loan application (if not previously
provided) and a final itemized disclosure (HUD-1) of the actual fees, points,
interest, costs and charges that will be charged at closing.
 The copy of the loan application received and reviewed by each
borrower/owner of the homestead (and their spouse), may be, but is NOT
required to be the “final loan application” used for closing.
 The HUD-1 received and reviewed by each borrower/owner of the
homestead (and their spouse) MUST be the final HUD-1 used for closing.
NO EXCEPTIONS.
The borrower’s first payment must be due no later than two (2) months after
closing.
Unless specified below, all closing forms and documentation should follow
standard SunTrust guidelines.
Reference: See Section 1.08: Loan Delivery and Purchase Review of the
Correspondent Seller Guide for standard SunTrust guidelines.
Closing
Instructions


The lender must provide the title company with a detailed closing instruction
letter (and require an acknowledgment of its receipt).
The closing instructions must require the title company to conduct the loan
closing in a way that ensures the following:
 the closing does not take place before the stated closing date (which must
comply with the 12-day “cooling off” period),
 the loan is not closed on a Saturday, a Sunday, or any federal or state
holiday (all loans must close on a business day recognized by the lender),
 the HUD-1 settlement statement approved by the lender shows all fees that
are imposed or collected by the title company,
 each borrower/owner of the homestead and their spouse has acknowledged
in writing, at or prior to closing, that they have received a copy of the loan
application and the final HUD-1 (or revised final HUD-1) AT LEAST THE
BUSINESS DAY PRIOR TO the day of closing,
 no changes in the type or amount of any item or in the total amount reflected
on the HUD-1 is made without the prior written approval of the lender,
Continued on next page
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 22 of 27
Closing and Loan Settlement Documentation, Continued
Closing
Instructions,
(continued)






Closing Legal
Documents
if a change in the final HUD-1 is made, a revised HUD-1 reflecting this
change is delivered to each borrower/owner of the homestead (and their
spouse) and the closing rescheduled to the first or subsequent business day
after the date of receipt of the revised disclosure by the last borrower/owner
of the homestead or their spouse,
the borrowers/owners of the homestead property receive (at closing) copies
of all the documents they sign at closing,
no documents signed at closing have any applicable blanks that are left to
be filled in at the time the owner signs the documents,
the borrower/owner of the homestead property or his spouse does not
execute any document evidencing an election not to rescind under the threeday right of rescission before the expiration of the rescission period,
any loan proceeds held by the title company are not disbursed prior to the
expiration date the lender specifies for the three day right of rescission
period, and
the borrower/owner, their spouse and the lender signs the Affidavit of Fair
Market Value of Homestead Property and an appraisal is attached to the
written acknowledgment.
The following table shows the required legal documents and investor forms.
Legal Documents
Texas Home Equity Fixed Rate Note
(First Lien)
Texas Home Equity Adjustable Rate
Note (First Lien)
Investor Form
Fannie Mae/Freddie Mac Form 3244.1
Texas Home Equity Security Instrument
(First Lien)
Texas Home Equity Adjustable Rate
Rider (First Lien)
Fannie Mae 3044.1
Texas Home Equity Condo Rider, if
applicable
Texas Home Equity PUD Rider, if
applicable
Texas Home Equity Affidavit and
Agreement
Fannie Mae/Freddie Mac Form 3140.44
7/1 & 10/1 LIBOR ARM:
Fannie Mae 3528.44
7/1 & 10/1 LIBOR ARM:
Fannie Mae 3187.44
Fannie Mae/Freddie Mac Form 3150.44
Fannie Mae/Freddie Mac Form 3185
Continued on next page
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 23 of 27
Closing and Loan Settlement Documentation, Continued
Document
Warranties


Escrow
Waivers
Lenders must use the mortgage documents for conventional mortgage loans that
are correct for the jurisdiction, the mortgage type, the lien type and the property
type. The lender must use the most current version and appropriate forms.
SunTrust relies upon the Correspondent Lender’s representations and
warranties that the loans are enforceable in accordance with the terms of the
Correspondent Loan Purchase Agreement and comply with all applicable laws.
Accordingly, it is advisable that forms and documents be reviewed by the
Correspondent Lender’s legal counsel for compliance with the laws of the state
in which each loan is made.
Escrows waivers for taxes, hazard insurance and flood insurance (if applicable) are
allowed.
Reference: See Section 1.08: Loan Delivery and Purchase Review, in the
Correspondent Seller Guide for guidelines concerning escrow waivers.
Document
Review Fee
For all loans, a document review fee will be charged and will be deducted from
proceeds at closing.
Reference: See Section 1.08: Loan Delivery and Purchase Review, in the
Correspondent Seller Guide, for information fee charges.
Limitation on
Fees
Neither the borrower/owner nor their spouse may be required to pay, in addition to
any interest, fees to any person that are necessary to originate, evaluate, maintain,
record, insure, or service the extension of credit that exceed in the aggregate 3% of
the loan amount.
Reference: See Exhibit #1, “Allowable Fees and Charges” for a listing of the fees
that are included in (or excluded from) the 3% fee cap limitation.
Power of
Attorney
Powers of attorney for the borrowers are not acceptable.
Right of
Rescission


All borrowers/owners and their spouse(s) must have the right to rescind a Texas
cash-out refinance transaction (without incurring a penalty or charge) within
three days after the extension of credit is made.
The right of rescission may not be waived. NO EXCEPTIONS.
Continued on next page
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 24 of 27
Closing and Loan Settlement Documentation, Continued
Signature
Requirements
The lien on the homestead must be voluntary and created under a written agreement
with the consent of each borrower/owner and their spouse(s). As a result, the
signature of all borrowers/owners and their spouse(s) is required on all documents
(with the exception of the Note) irrespective of whether the spouse has an ownership
interest in the property or is a borrower on the loan transaction.
Note: A spouse or owner who did not qualify for the mortgage is NOT required to
execute the Note.
Title Insurance
In addition to standard SunTrust guidelines, the following requirements apply:


A copy of the title commitment must be submitted with the underwriting package.
For all Texas Section 50(a)(6) mortgages, a title insurance policy written on
Texas Land Title Association forms (standard or short form), supplemented by
an Equity Loan Mortgage Endorsement (Form T‐42) and a Supplemental
Coverage Equity Loan Mortgage Endorsement (Form T‐42.1), is required.
Note: There may be no exceptions or deletions to the coverage provided by
Paragraphs 2(a) through (e) of the T-42 endorsement and the endorsement must
include the optional coverage provided by Paragraph 2(f), as well as the
additional coverage provide by Endorsement T-42.1.

The title insurance policy cannot include language that:
 excludes coverage for a title defect that arises because financed origination
expenses are held not to be “reasonable costs necessary to refinance” or
 defines the “reasonable costs necessary to refinance” requirement as a
“consumer credit protection” law since the standard title policy excludes
coverage when lien validity is questioned due to a failure to comply with
consumer credit protection laws.
References:
 See Section 1.16: Title Insurance of the Correspondent Seller Guide for
additional information.
 See the following subtopic if the subject property is located in a development that
is governed by a Home Owner’s Association.
Continued on next page
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 25 of 27
Closing and Loan Settlement Documentation, Continued
Subject
Properties
governed by a
Homeowner’s
Association
(HOA)


If the subject property is located in a development that is governed by a Home
Owner’s Association (and since most of the Texas Home Owners Associations’
conditions, covenants and restrictions were recorded before the Texas equity
law) either sufficient subordination verbiage in title commitment/policy, which
must include Forms T-17 and T-19 title policy endorsement, or a separate
subordination agreement is required.
The conditions, covenants and restrictions must also be obtained and must be
fully executed and recorded.
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
January 30, 2015
Page 26 of 27
Exhibit #1 – Allowable Fees and Charges
The following table is a listing of the borrower paid fees that are include in (or
excluded from) the 3% fee limit.
Borrower Paid Fees
Administrative Fee
Appraisal Fee
Assignment Fee
Attorney Fee
Brokerage Fee
Certification that HOA Maintenance Fee is Current (i.e.,
HOA Recert Fee, HOA Statement of Account Fee)
Closing Fee
Commitment Fee
Courier / Overnight Fee
Copying Fee
Credit Report
Deed Restrictions
Discount Points
Note: Discount points MUST be bona fide (i.e., points
must be paid to reduce the interest rate)
Document Preparation (by Attorney only)
Escrow Fee (Title Company)
Escrow Waiver Fee
Final Inspection
Flood Certification Fee
Flood Insurance
Hazard Insurance
HOA Maintenance Fees
Late Charges
Notary Fee
Origination Fee
Per Diem Interest
Pest Inspection
Post Default Attorney Fees
Processing Fee
Property Tax
Property Tax Certification
Property Tax Service Fee
Recording Fees
Subordination Agreement
Survey
Survey Deletion
Tax Deletion
Title Insurance Premium
T-17, T-19, T-19.2, T-19.3, T-33, T-36, T-42, T-42.1
Endorsements
Section 2.01c
Texas Cash-Out Refinance
Correspondent Seller Guide
Included in 3% Cap
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
No
No
No
No
Yes
Yes
No
Yes
No
Yes
No
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
January 30, 2015
Page 27 of 27